Vacant land surrounding commuter rail stops in Gateway Cities has the potential to house approximately 140,000 people and create a similar number of new jobs.

But improvements to commuter rail service is required to encourage development in these areas, according to a study being released Tuesday by the MassINC think tank. At the same time, the study finds, investment in real estate could spur more ridership.

"In order to get the most from the billions of dollars we commit to operating commuter rail along these right-of-ways, it's critical to think about what mix of policies could spur reinvestment in these older urban areas," said MassINC research director Ben Forman.

The 84-page study looked at Springfield, Worcester, Lynn and Fitchburg as models of the 13 Gateway Cities with commuter rail service. Gateway Cities are struggling cities with the potential to anchor a regional economy.

The study finds that today, the land surrounding commuter rail stations in these 13 cities tends to be vacant and underutilized. It could potentially house 230,000 residents and 230,000 jobs, which would be an increase of around 140,000 residents and workers.

Part of the problem, the study finds, is that many people are not taking the commuter rail in Gateway Cities, so the land around it becomes less valuable. Commuter rail fares are expensive, and service in these cities can be slow and unreliable. Today, businesses are more likely to build near a subway line than a commuter rail line.

The study finds that today, it is not financially viable for developers to refurbish old buildings or build new commercial or mixed-use developments in these areas.

MassINC argues that the state can do things like lower commuter rail fares, improve service and offer financial incentives for commercial and residential building in these areas.

In return, developers would build up the land, more people would ride the commuter rail, and the state would ultimately collect more in fares. The communities would benefit economically from more housing and more jobs. Development near transit hubs could help the environment, since people would be more likely to take the train than drive.

Massachusetts already offers some incentives to build housing, and the report argues in favor of expanding and developing various programs to give money or tax credits for commercial and residential projects in Gateway Cities. It also encourages state policymakers to consider lowering commuter rail fares for people who live or work near commuter rail stations.

The study will be released at a MassINC event Tuesday morning, which will include a discussion with Transportation Secretary Stephanie Pollack and Housing and Economic Development Secretary Jay Ash.